A simple broken furnace can put you in a world of hurt.

None of the houses are crack houses and none purposely trashed (no walls torn our or fixtures broken, etc).

The worst property we bought was an $18,000.00 'Wrecking Ball Special' which had not been taken care of and vandals had painted on the outside, thieves had broken in and stolen things but not the wiring luckily. 

Broken this, stained that, scratched this, and cracked that.

My broken record statement:  Please make sure you read up on Seattle's just cause eviction ordinance and all the other recent and very landlord-hostile rental regulation ordinances that have passed in the last few years before you even think of becoming a seattle landlord.    

.- updates include:- replace a broken window- add in-unit washer dryer- remodel kitchen- update bathroom- estimated budget: $20,000Unit 2 (3 bd/ 1 ba): Currently Owner Occupied - Rent for 1700- updates include:- update bathroom- re paint to match the unit below - unifying paint colors across all units seems to be a good idea- new door and closet in the third bedroom, currently configured as more of an open office-estimated budget: $10,000I

Normal tenant issues: slow toilet, broken garbage disposal, broken electrical outlet, tile repair, etc. 

Several storm windows broken. 

So I made up a method that makes sense to me, but I need some help and feedback for if it is realistic at all.I was thinking the "maintenancy" expenses could be broken into 3 pieces:A.

Just don't ever tell them property is empty or it doubles.We put every house in it's own LLC, but we warned that FL single member LLCs (and many other single member LLCs) are broken and won't protect the member or asset in a lawsuit.